I learned something from your comments that I hadn't seriously considered before:  The multi-year lease I think is GREAT for turnkeys AND for a newer investor who has a full-time job and a family to support may not have the time, energy, resources, or knowldedge to start from the ground up on with out-of-state real estate investment, I can totally see how turn-key can be super convenient and VERY attractive. 

Make 2 far less attractive to her and more so to you, but then use the last 1 where time is the most valuable.

Something to keep in mind with STR, that's tied to why REI is a smart game to play - control is the name of the game.You want to control the guests and rates (vet them in hopes of avoiding property damage, set rates to attract those willing to pay more for quality)You want to control the costs (furnishings, consumables, cleaning/repair/plumbing/electrical)You want to control the property (choice of property, location, financing terms, well or city water, septic or city sewer, etc)This is all going to be very hard to do, if not impossible, if you don't OWN THE PROPERTY. 

I would start with the type of tenant you're looking to attract.

@Dmitriy Fomichenko Your post is really helpful, I have listened to BP podcasts and I love them.I knocked the "@" symbol tagging out in this post.

One offer with conventional financing and another higher offer with seller financing.This way he looks at the higher dollar figure and is more appealed to that offer.As suggested - it also helps to provide pros/cons for the seller to do seller financing.He might find it attractive if he is nearing retirement and still looking for an attractive rate of return via the interest rate on the seller financed note.

A payment history of at least one year is much more attractive to investors than zero payment history.

@Jimmy O'ConnorNot an expert, but it seems flipping is more attractive to those with less money and more time.

Competition for listings have gone down considerably from my experience since September, although well priced homes will still attract a great deal of attention. 

Turnkey companies don't usually do commercial buildings and this isn't a turnkey property.But more to those rents... vacancy and such aside, anytime you are getting rents that low, you can expect to attract low-quality tenants.